New Construction 4-Bedroom Condos in Old Town for Over $2 Million at 405 W. Armitage
These 4-bedroom units in 405 W. Armitage came on the market in March 2026.
I thought I had a picture of this building mostly built but apparently I only have this one from last year where it was still under construction. Sorry, I’ll get a newer one shortly.
Built in 2026 by Barrett Homes, in collaboration with En Masse Interior Design, it is a boutique elevator building with 6 units and attached garage parking.
There are no amenities.
This is the old CVS location at the Armitage, Sedgwick, and Lincoln intersection.
Each of these units will be 4 bedrooms and 3 baths with private elevator entry.
They have private outdoor space with gas and water hook-ups. The balconies will be built on the back of the building on the Armitage side.
The units will have 4 inch white American oak floors.
The kitchens will have handcrafted custom cabinets, a 9-foot island, paneled Subzero and Bosch appliances, a Wolf range and a custom designed hood.
The primary suite has a walk-in-closet and luxurious bath with double vanities.
The units will have the features buyers look for including central air, washer/dryer in the unit and 2 attached garage parking spaces.
Additionally, there will be storage and bike storage.
The listing says “estimated delivery of June 1, 2026” but several of the listings came on the market in March.
- Unit 3N, which has 2582 square feet, is already under contract at $2.45 million.
- Unit 3S is 2351 square feet at $2.25 million.
There are only 90 properties currently available in Lincoln Park.
Will these 6 units sell before June?
Danny Glick at @properties Christie’s has the listings. The listings have computer generated pictures but 3N also has some of the actual unit.
You can view both pictures side-by-side for Unit 3N, which is under contract, here.
Contingent
As an aside, Redfin needs to remove that review of the Wicker Park neighborhood that pops up on every new listing within a ~5 mile radius. The content is irrelevant to listings outside WP and makes Redfin look like they don’t understand the different neighborhoods.
I’m relatively new to Chicago and my wife and I are looking for a condo pref a large 2BR or 3BR. We briefly looked at 2035 N Orleans St # 2N at approx $690SF but with taxes at $38K a year, out of our budget. Why is this one at 405 W Armitage asking close to $1,000SF? I know, bc they can may be the answer. Better corner location, better schools, taxes to be determined but could they be less than $38K a year? Please educate me.
2035 N Orleans St # 2N, Chicago, IL 60614
Sold on
02/18/26
$1,900,000
Off-Market | Closed
Barrett typically builds a nice product, but $1000 psf with no amenities, no view, etc?
Can’t imagine it myself.
No new posts in almost 2 weeks? Sabrina are you okay?
Any predictions on when/if this market bubble is going to pop, and the conditions necessary for that to happen?
Time to get out the forks?
Should we do a wellness check on Sabrina? Anyone know her real name or which firm she works for?
when you say sabrina bear in mind that who you think sabrina has likely changed over the years
“Time to get out the forks?”
Site traffic
**2023** | ~28K
**2024** | ~25K fewer new posts
**2025** | ~22K continued Traffic dips
2026 not complete
I found this site through a Tribune article about Sabrina. I think the last name was McCallister, but I could be wrong.
But it is definitely suspect that there are no new posts in almost a month. I guess she was a one-woman show, although if chichow is correct, some proxy should have stepped in by now.
No doubt she realized the error of her ways regarding the boundaries of Bucktown and has slunk away in shame.
https://www.redfin.com/IL/Chicago/1301-N-Bosworth-Ave-60642/home/14110397
Chat about this one. Listed for $1.3M, sold for $850K in Aug 2021. Lincoln Park & Bucktown are straight up crackhead pricing now. Absolutely wild.
Meanwhile River North is flat after 8 years due to WFH and higher crime / no policing.
So much for ever buying a townhome here, don’t plan on overpaying and competing against the coastals moving in.
Icarus—I always took that last name as a Home Alone reference.
Icky!!!
hope all is well. any new super fast cars?
I agree with anon on Mcalister – the original site owner nom de guerre has been pretty careful
wishing EVERYONE well as it looks like cc is destined for the wayback machine
chichow, I live in The South now. All is not well, though it’s not as bad as it could be. And today is my Bday so there’s that.
I don’t understand the reference to super fast cars…haven’t owned a Mustang in decades and had to sell the Element as it was costing too much in maintenance. I’m sporting a 12 year old minivan that other cars feel compelled to always cut off.
While the numbers suggest otherwise, the CC Heyday is over and has been for a long time.
chichow, I live in The South now. All is not well, though it’s not as bad as it could be. And today is my Bday so there’s that.
hi Icarus. Sorry about the incorrect recollection. I think I mixed you up with another long time poster….there were a few like groove HD and so on
Happy Bday to you and I hope the change of pace from Chicago to South has worked out.
if you did buy and don’t feel you have to reveal too many details – did whatever you buy down south do better or worse than chicago real estate for that time period?
personally my friends bought in Austin and rode it all up and partially down and then sold
Hi Chichow: wow, Groove, HD, Milkster and Clio. Those were the days.
We sold our Portage Park house in 2021 and bought my wife’s parents home for market value. During the purchase it actually appraised higher than initially but they wanted us down here so bad, they gave us a deal.
If we believe Redfin, Zillow et al, our PP house is worth $100K more than we sold it for. Meanwhile, the house we bought down here is worth about $75K more.
The myth of the lower cost of living is the following: Yes our mortgage and property taxes are lower, but groceries and utilities cost about the same.
“hi Icarus. Sorry about the incorrect recollection. I think I mixed you up with another long time poster….there were a few like groove HD and so on”
WTF, what about me?
For the wiki (ahem, icky…), we need a canoncial list of the central characters from the heyday . I’ll start with @fo (bc he’s going to remember more of them than anyone else) plus chichow’s list:
@fo
groove
HD
milkster
clio
icky
chichow
DZ
bobbo
miumiu
sonies/ponies
gary
Jenny
gringo
dan2
nonny
architect (picadillos!)
plus, @fo, whoever gave us gthooi (was it chidad or something?)
I can’t remember if johnc was around in those days but his current btown hobby horse is vintage CC content.
I lurked for a long time, but have never been a real player, so I should be left off the list.
DZ:
How could you forget Laura Lou? And Westloopelo? And DanHof?
There’s also JMM, skeptic
The guy who had a million dollars (or whatever) of Leapfrog stock.
Earlier days had a lot of:
Kenworthy
G
Steve Heitman
A number of known realtors: MG, Eric Rojas…uh, I’m forgetting. Will gthooi.
Johnny U became active under that handle after the real hey day.
Speaking of:
GTHOOI origin was Red G., June 28, 2011. Post was 4230 N Marine. Comment number 167155.
Found, naturally, by gthooi…search so well crafted it was the first and only result.
The featured house did not sell until Dec-20 (!!!) for $1.7m—a year after the death of the husband.
wonder if clio is still dealing with all those lightbulbs?
I’ve been trying to find the comments where the first call for a Wiki was made. Seems it was late 2011, early 2012, but having trouble narrowing further.
Anyone have any thoughts? Keywords other than “wiki”?
As part of that search, have come across some classic comment posts. Going to put some property updates on some them.
I pop over here from time to time to see what is going on. Today I was honored to see my name on the list!
FWIW the house I sold in East Ukrainian Village about 3 1/2 years ago is up more than the house I bought in NC. It wasn’t always that way but of course I bought pretty close to the peak here and the economics have now flipped. But we really love it here though it seems like I need a full time property manager. I’ve had to learn how to use a small battery operated chain saw among other things.
Gary is having Clio-type yard maintenance challenges.
Hopefully neither have 500 lightbulbs to change annually these days.
“How could you forget Laura Lou? And Westloopelo? And DanHof?
There’s also JMM, skeptic”
A very fair point. I did kinda remember skeptic when I was making the list. One of my first cc memories is I think he and you having a discussion about the boundaries of some neighborhood (maybe avondale ish). But I wasn’t sure that I might have been confusing him with someone else. I caught the tail end of G, very little heitman (maybe just people referencing him and his formula), and I think zero Kenworthey.
“GTHOOI origin was Red G., June 28, 2011. Post was 4230 N Marine. Comment number 167155.
Found, naturally, by gthooi…search so well crafted it was the first and only result.”
Those were the best of times…
“Anyone have any thoughts? Keywords other than “wiki”?”
You know I would have spent the rest of my day on this in the olden days.
Who was the racist, nazi guy? I don’t think he has posted in years, but his handle referenced the SS or something…
Jack: The racist, nazi guy was helmethofer
So odd that Sabrina just jumped ship. No dramatic closing remarks or anything.
“ a discussion about the boundaries of some neighborhood”
Probably not this one, but maybe:
https://cribchatter.com/get-a-3-bedroom-in-roscoe-village-39k-under-the-2002-price-1801-w-addison/
Helmuthofer was originally dan, and tried using a few other names.
Hence: DanHof.
Also notably present at times: Joe Zekas; Jeff Lowe.
In case people were not aware: https://www.chicagolandcremationoptions.com/obituary/joseph-zekas
“So odd that Sabrina just jumped ship. No dramatic closing remarks or anything”
not really odd
a struggling business (aka site owner ) stops paying or delays payments to vendor’s suppliers employees etc.
We recently see the site go offline – perhaps this was due to missed hosting payments
We no longer interact with a site representative – perhaps they weren’t getting paid or found another gig
2026 fork frittata done
DZ, have you tried an Advanced Google Search? You can hone in on just this site, and keywords. You’re still likely to get a lot of hits because the place has been around for what, two decades?
OMG I cannot believe Sabrina is not posting and thanks for remembering me. I have moved to Europe now for nearly 8 years. Hope every one is happy and healthy! My son just turned 15, I remember posting when I was pregnant with him.
Love,
Miummiu
“OMG I cannot believe Sabrina is not posting and thanks for remembering me.”
Life happens. I’ve had several deaths in my family and then there isn’t much going on in housing given the red hot market.
I shouldn’t say there isn’t “much” going on. There is record low inventory and multiple offers on most properties in the GreenZone. It’s really hard to buy right now and I feel bad for first time buyers.
Thanks for checking back in miumiu. I can’t believe your son is now 15. Lol. Yeah- that tells you how long I’ve been operating this site. I’m pretty sure many regular posters have passed away over the years.
I’m still here but it’s been 19 years. When I started this blog there were 4,000 properties available just in Lakeview. And today, there are only about 125.
Maybe I will start covering some of the “new” GreenZone neighborhoods. Will McKinley Park become the next hot neighborhood? Or South Shore? Will the Obama Library bring new restaurants and retail to Woodlawn?
“a struggling business (aka site owner ) stops paying or delays payments to vendor’s suppliers employees etc.
We recently see the site go offline – perhaps this was due to missed hosting payments”
It’s not a “business” and never has been. I didn’t start the blog to make money and I certainly have never run it to make any money.
If you must know, the most I’ve ever made off this site was about 2011 when it made $800 a month. Currently, maybe I’m making $40. It doesn’t cover the costs of the hosting fees, spam fees etc.
You can’t “miss” hosting payments. Everything is done on your credit card. It gets charged every month.
As I said in the other post, I had some deaths in the family and the real estate market is not very exciting. Too many multiple offers. Not enough inventory.
“In case people were not aware:”
Yes, we know about the one who shall not be named. I will miss him showing up here whenever his name was mentioned. His death was the end of an era though. During his heyday, we were building 10,000 new condos. Now, there aren’t many being built at all.
I wonder when they will change and they will start converting more apartment buildings?
The conversion to condos in that building in Streeterville at 850 N LSD is one of the few projects. In their ad, they say they are 60% sold.
There is NO competition if you want “new.”
However, still unsold units in the Cirrus in Lakeshore East, I believe. But it’s the 600 square foot 1-bedrooms.
G provided me with all the data on prior sales going back to the 1990s and the percentage of foreclosures. Then he stopped posting, or sending me anything, so I think he might have passed away.
Thank you G, wherever you are.
Homedelete (aka HD) got angry around 2016 over the election. I wonder how things are going for him and his legal practice 10 years later?
“We sold our Portage Park house in 2021 and bought my wife’s parents home for market value. During the purchase it actually appraised higher than initially but they wanted us down here so bad, they gave us a deal.
If we believe Redfin, Zillow et al, our PP house is worth $100K more than we sold it for. Meanwhile, the house we bought down here is worth about $75K more”
It’s crazy what home prices are doing in neighborhoods like Portage Park. It will cost you a million in Avondale now. Maybe I should start covering some SFHs in Portage and Irving Park.
“While the numbers suggest otherwise, the CC Heyday is over and has been for a long time.”
Icarus: The “heyday” was 2008-2012 because people love to watch a train crash. Some people like Bob the Bear show up again when it seems like there could be another crash, like in 2020 with COVID. Remember when Bob said there would be a ton of foreclosures and prices would crash?
Not only did that not happen in Chicago, but foreclosures are pretty muted even in the boom towns in the South although prices have fallen there.
Chicago had a nearly 20 year bear market. It’s finally coming out of that. I’d love to document the bull market, if only they would build more so I’d have the inventory to cover it.
I will be posting again starting this week but we’ll see what happens. Maybe I only do a few posts a week now? It seems like offers come in over the weekend so properties go under contract by that Monday. It may make more sense to focus on posting later in the week. But I’ll post tomorrow anyway and see how it goes.
“Site traffic
**2023** | ~28K
**2024** | ~25K fewer new posts
**2025** | ~22K continued Traffic dips
2026 not complete”
It’s been falling every year since 2012. I never cared about “site traffic” and have always run the site simply because I like Chicago real estate and chattering about it with everyone else who stops by.
“when you say sabrina bear in mind that who you think sabrina has likely changed over the years”
Nope. Same person, as always. Although I always found it amusing that some of you thought someone in India was running it. Lol.
“Any predictions on when/if this market bubble is going to pop, and the conditions necessary for that to happen?”
KK: There’s no bubble in Chicago. There is a growing economy and a lack of new construction. There are a LOT of professionals earning $200k each who want to buy a condo in Lincoln Park or Lakeview but cannot because there are just 300 properties for sale in both neighborhoods, and some are $5 million homes.
I do think we’ll start seeing more apartment to condo conversions, especially in Fulton Market. There’s almost no condos there. All apartments. Why not convert one or two of the high rises? Plenty of Millennials who rented in that neighborhood but who would love to buy something.
I responded to a lot of comments on this thread so I’m putting it at the top of the comments again.
I thought the original Sabrina was Joe Zekas, no? We’re probably on Sabrina #3 now. This place gets curiouser and curiouser 😉
https://yochicago.com/zekas-im-sabrina-from-cribchatter/